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Property profile & analytics
OFF-MARKET
Apartment buildings
1032 Heliotrope Dr Los Angeles, CA 90029-2644
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6861732
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1905
Construction
WOOD
Total area
4,984 SF
Lot
0.14 ac (6,250 SF)
Zoning code
LAR4
APN
5538-020-019
UPID
US09-6861732
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
1032 N Heliotrope Dr LLC · 8 yrs held
1032 N Heliotrope Dr LLC
since 2017
7 recorded transactions
Zoning & alternative use
LAR4 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Los Angeles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Angeles submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$15,245
Tax year 2024
Assessed value
$1,189,427
Assessed 2024
Previous assessed
$1,189,427
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$682,695
Assessed improvement
$506,732
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1905
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Units
6
Bathrooms
7
Total area
4,984 SF
Lot
0.14 ac (6,250 SF)
Zoning code
LAR4
APN
5538-020-019
UPID
US09-6861732
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAR4 · Los Angeles, CA
Zoning LAR4 · permitted uses
LAR4 · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Los Angeles. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1905
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
2
Units
6
Bathrooms
7
Lot
0.14 ac
Current owner
From public records · entity-resolved
1032 N Heliotrope Dr LLC
Entity
Mailing address
626 LORRAINE BLVD, LOS ANGELES, CA 90005-3609
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 2020
—
1032 N Heliotrope Dr LLC
—
Deed
related
$1,470,000 · Luther Burbank Savings
Nov 16, 2017
—
1032 N Heliotrope Dr LLC
Mark H Hentemann
Grant Deed
$1,300,000 · Luther Burbank Savings
Apr 24, 2017
—
Abel R Quesada
Quesada,abel C
Affidavit Of Death
related
—
Apr 21, 2017
$1,045,000
Tge Trust
Quesada Abel C Trust
Grant Deed
—
Jan 23, 2017
—
Quesada,abel C Trust
Abel C Quesada
Quit Claim Deed
related
—
Dec 27, 2016
—
Abel C Quesada
Quesada Abel C Trust
Quit Claim Deed
related
—
Jun 10, 2016
—
Quesada,abel C Trust
Quesada,abel C
Quit Claim Deed
related
—
Nov 9, 2006
—
Rudy Escamilla
Escamilla,margarita
Quit Claim Deed
related
—
Nov 9, 2006
$550,000
Abel C Quesada
Escamilla,rudy
Grant Deed
$412,500 · East West Bank
Jul 22, 1999
—
Rudy Escamilla
Castro,m & E
Quit Claim Deed
related
—
Nov 10, 1994
—
Michael Castro
Escamilla,d
Grant Deed
related
—
Mar 22, 1990
—
Escamilla Dora
Escamilla Rudy A
Quit Claim Deed
related
—
—
—
Rudy Escamilla
—
Deed Of Trust
related
$15,000 · Individual
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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